Ending Tenancy For Landlord or Purchaser Occupancy – Current Rules in Summer 2025

Posted on 18/08/2025

The Government of BC updated the rules again on June 18, 2025 for ending tenancy when a landlord or purchaser intends to occupy a rental property. This Landlord Guide cuts through the confusing changes of the past year and summarizes the current rules.

The June 18, 2025 updates to the BC residential tenancy rules around notice to end tenancy for landlord or purchaser occupancy have been the latest in a series of changes over the past year. The multiple changes have caused regular confusion for landlords, tenants, buyers, sellers, realtors, and property managers.

We outline the timeline of changes over the past year, provide a summary of the current rules since June 18th, and highlight some frequently asked questions to help guide landlords through the notice process.

TIMELINE OF KEY CHANGES

Before July 18, 2024

Landlord’s Use: 2 month notice, 15 days to dispute, RTB-32 form
Purchaser’s Use: 2 month notice, 15 days to dispute, RTB-32 form

July 18, 2024 – August 20, 2024

Landlord’s Use: 4 month notice, 30 days to dispute, RTB-32L (generated through RTB web portal)
Purchaser’s Use: 4 month notice, 30 days to dispute, RTB-32P (generated through RTB web portal)

August 21, 2024 – June 17, 2025

Landlord’s Use: 4 month notice, 30 days to dispute, RTB-32L (web portal)
Purchaser’s Use: 3 month notice, 21 days to dispute, RTB-32P (web portal)

June 18, 2025 to Present (Current Rules)

Landlord’s Use: 3 month notice, 21 days to dispute, RTB-32L (web portal)
Purchaser’s Use: 3 months’ notice, 21 days to dispute, RTB-32P (web portal)

CURRENT RULES

Landlord must give 3 month notice to end tenancy for landlord’s use, purchaser’s use, or close family member’s use of a rental property
Notices must be generated through the RTB web portal:
– Form RTB-32L for Landlord’s Use of Property;
– Form RTB-32P for Purchaser’s Use of Property.
Tenant has 21 days to dispute a notice
Tenant is owed compensation equal to 1 month rent
Landlord, purchaser, or close family member must occupy the property for at least 12 months

For more information, please see Government of BC Residential Policy Guideline Ending a Tenancy for Occupancy by Landlord, Purchaser or Close Family Member.

FREQUENTLY ASKED QUESTIONS

Where do I get these notice forms?

Notices to end tenancy for landlord’s use (RTB-32L) or purchaser’s use (RTB-32P) can only be generated on the BC Residential Tenancy Branch (RTB) web portal.

How do I access the Government of BC Residential Tenancy Branch’s web portal?

You need a BCeID account to log in to the RTB portal.

What information is required to generate a Three Month Notice to End Tenancy for Landlord’s Use (RTB-32L)?

To generate the Three Month Notice to End Tenancy for Landlord’s Use of Property (RTB-32L) on the RTB web portal, you will need the following information:

Owner details – name, date of birth, address, email, phone number
Tenant details – name, address, phone number
Lease details – rental address, monthly rent
Occupant details – name, date of birth, address, email, phone number, relationship to landlord, number of adults and children moving in

For more information, please see the Government of British Columbia’s information sheet Information Required to Complete Landlord Use Notice Generator.

What information is required to generate a Three Month Notice to End Tenancy for Purchaser’s Use of Property (RTB-32P)?

To generate the Three Month Notice to End Tenancy for Purchaser’s Use of Property (RTB-32P) on the RTB web portal, you will need the following information:

Owner details – name, date of birth, address, email, phone number
Tenant details – tenant name, address, phone number
Lease details – rental address, monthly rent
Occupant details – name, date of birth, address, email, phone number, relationship to purchaser, number of adults and children moving in
Contract of Purchase and Sale draft date, completion date, and possession date
Form RTB 58 – Contract of Purchase and Sale Information (instead of the full contract)
Buyer’s Notice to Seller for Vacant Possession form

For more information, please see the Government of British Columbia’s information sheet Information Required to Complete Landlord Use Notice Generator.

Can I add, update, or correct information for a Notice that has been generated?

No, once a notice has been generated with a Notice ID, it cannot be edited. A new Notice must be created on the RTB web portal.

When do I serve the Three Month Notice to End Tenancy for Purchaser’s Use of Property (RTB-32P)?

A landlord can only serve the Three Month Notice to End Tenancy for Purchaser’s Use of Property (RTB-32P) to the tenant when subjects have been removed on the Contract of Purchase and Sale, and only if the tenancy is not a fixed-term lease that extends beyond the possession date.

Who qualifies as a close family member of a landlord or purchaser?

Close family members of a landlord or purchaser who may move in through a Three Month Notice to End Tenancy for Landlord’s or Purchaser’s Use include:

parent, spouse, or child of the landlord/purchaser
parent or child of landlord’s/purchaser’s spouse

The definition does not include siblings, grandparents, grandchildren, cousins, aunts/uncles, nieces/nephews or other family members of the landlord/purchaser.

How do I deliver the Notice to end tenancy?

To give notice to end tenancy to your tenant, you must print out the notice generated on the web portal (RTB32-L or RTB32-P), sign, and deliver the notice to your tenant.

The effective date of delivery depends on the method of delivery to the tenant:

In person: Same day
Posted on door: 3 days
Email: 3 days (with tenant consent for email delivery via lease or RTB 51 form)
Physical mail: 5 days (registered mail recommended)

What compensation is owed to the tenant for ending tenancy for landlord or purchaser’s use of the rental property?

A tenant is owed one month rent in compensation when ending tenancy for landlord’s use or purchaser’s use of property. The compensation must be paid to the tenant before or on the effective date of the notice, and is usually credited against last month’s rent.

For more information, please see the Government of BC Residential Tenancy Policy Guideline Compensation for Ending a Tenancy.

Can the tenant move out earlier than three months after I serve the Three Month Notice to End Tenancy?

Yes, if you serve your tenant Three Month Notice to End Tenancy for Landlord’s Use of Property or Three Month Notice to End Tenancy for Purchaser’s Use of Property, the tenant may move out earlier with 10 days notice. The tenant will still be entitled to the one month rent in compensation.

How long do I need to live in my property after ending tenancy?

After ending tenancy for landlord/purchaser/close family occupancy, the new occupants must stay for minimum 12 months. There must be good faith intent for occupancy, or the tenant may be awarded 12 months in damages owed by the landlord/purchaser.

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